24-28 Bircherley Green, 1-14 Bull Plain, 1-7 & Railway Street, Hertford SOUTH EAST MIXED USE BLOCK WITH PERMITTED DEVELOPMENT RIGHTS

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1 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street,

2 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Investment Summary is an affluent and historic commuter town located 0 miles north of London with direct train services to London with fastest journey times of 0 minutes. provides a vibrant mix of both local and national retailers to serve its affluent catchment including: Waitrose, Monsoon, Boots, Starbucks, as well as popular restaurants: Loch Fyne, Prezzo and ASK. 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, The property benefits from being situated at the entrance of Bircherley Green Shopping Centre (anchored by Waitrose), to the east of Maidenhead Street and overlooking the popular and attractive Salisbury Square. The property comprises an attractive site of 11 retail units, with frontage at the entrance of Bircherley Green Shopping Centre, Railway Street / Salisbury Square and Bull Plain. The property includes occupied offices above Railway Street and two floors of vacant office accommodation above 61 Bull Plain with separate, selfcontained access. Over 0% of the total income is secured against national retailers including WH Smith, Specsavers, EE and Greggs. Asset management opportunities include: taking advantage of Permitted Development Rights on the vacant office uppers (3,81 sq ft) to undertake a residential development, and lease renewal / regear with WH Smith and TUI UK Retail Ltd (33% of total income). We have been instructed to seek offers in the region of,300,000 (Five Million Three Hundred Thousand Pounds), subject to contract and exclusive of VAT. This reflects an attractive Net Initial Yield of 8.00% on the retail and office income and 10 psf on the vacant office uppers, after allowing for purchaser s costs of 6.60%. 11 Bull Plain Frontage Entrance to Bircherley Green Shopping Centre

3 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, 11 Aylesbury 6 High Wycombe M0 Marlow Reading Windsor A39(M) 10 Bracknell Camberley M3 Aldershot Farnham 3 Dunstable Hemel Hempstead 3 Slough 6 Woking Staines M Guildford 10 LUTON 9 St 6 Albans 10 Luton M1 8 Watford 3 HEATHROW Harrow Uxbridge Leatherhead Richmond Sutton Epsom Reigate Welwyn Garden City Hoddesdon M M3 6 Bishop's Stortford Ware 6 Barnet Enfield M11 LONDON Kingston upon Thames Croydon CITY Redhill East M11 Chigwell 8 STANSTED 8 9 M Swanley Chelmsford Brentwood Tilbury Tonbridge Rayleigh 1 Witham Basildon Gravesend Chatham M0 M 3 6 M6 M Sevenoaks Maidstone 3 Maldon 8 M M0 Ashf Location & Demographics is an affluent and historic commuter town, located approximately 0 miles north of London. It is in the county town of shire and located 8 miles to the east of St. Albans and 11 miles southwest of Bishop s Stortford. benefits from excellent road communications being situated just west of the A10 which provides access to London and Junction 6 of M (11 miles) to the south. is served by two mainline stations: North and East. Both stations operate direct and regular services to London with trains from North taking 0 mins to Moorgate and trains from East taking 0 mins to Liverpool Street. Stansted and Luton airports are situated approximately 0 miles to the northeast and northwest of respectively, and provide direct flights to numerous destinations throughout Europe. The population of is highly affluent with 3% of the population being classed within the AB social Grade (.3% UK average), 18.3% classed as Executive Wealth (1.% UK Average) and 1.% classed as Career Climbers (6.1% UK average) Canal at rear of Waitrose Castle

4 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Retailing in is an affluent and historic market town providing an attractive shopping environment for a loyal catchment population. The principal retail pitches within the town are Maidenhead Street, Fore Street and Railway Street, whilst Bircherley Green Shopping Centre, anchored by a Waitrose, complements the offer. The retail provision within the town is a diverse mix of national operators such as: Boots, WH Smith, Monsoon, Starbucks and Café Nero as well as a number of local boutiques and restaurant operators: Prezzo, ASK, Pizza Express and Loch Fyne. 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, The town centre is well served for car parking with both Gascoyne Way and Bircherley Green Multistorey car parks close by and providing free parking for the first 30 minutes. There are proposals for a 0 million regeneration of Bircherley Green which includes extending and relocating the anchor foodstore to Railway Street, landscaping public realm, creating 1 new homes and 00 additional car park spaces. We understand a preapplication has been submitted to redevelop Centurion House on Railway Street (Halfords and Lloyds) to provide ground floor retail and potentially Premier Inn on the upper parts, which would be a significant boost to the town. There are no substantial Open A1 retail parks that compete with the town centre offer. 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Situation The subject property is situated within the heart of the retail core, benefiting from being located less than 00m from East Station and overlooking the popular and attractive Salisbury Square, which is the social hub of the town. The property benefits from being situated at the entrance of Bircherley Green Shopping Centre (anchored by Waitrose), to the east of the pedestrianized Maidenhead Street, and to the north of Fore Street. Vacant office (second floor)

5 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Description The property comprises an attractive site of 11 retail units, with frontage at the entrance of Bircherley Green Shopping Centre, Railway Street / Salisbury Square and Bull Plain. The retail units are of brick construction, under pitched tiled roofs. The property includes occupied offices above Railway Street and two floors of vacant office accommodation above 61 Bull Plain with separate, selfcontained access. The office accommodation above 61 Bull Plain benefits from: suspended ceilings with recessed lighting, WC s, perimeter trunking and comfort cooling (1st floor only). Income by Covenant Type 1% 1% There is a rear service yard accessible from Bull Plain. We understand that the following units are Grade II Listed: 1& Bull Plain, 3 Salisbury Square and &9 Railway Street. The subject property lies within the Conservation Area. 1% Tenure The property is held Freehold. National Regional Local

6 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Tenancy Schedule Address Tenant Name Term Start Date Unit, Bull Plain, Bircherley Green, G/1F Unit E, 6 Bull Plain, Bircherley Green, Unit D, 11 Bull Plain, Bircherley Green, 1F over Unit D/, 6/1 Bull Plain, Bircherley Green, (Office accommodation) F over Unit D/E 6/1 Bull Plain, Bircherley Green, (Office accommodation) Unit B/C /6 Bircherley Green, Unit A, 8 Bircherley Green, Unit 6, 1/3 Railway Street, Unit, Railway Street, Pt GF/1F/F over Unit, Railway Street, (Office accommodation) Unit, Railway Street, Unit 3, 13/1 Railway Street, Unit, 1a Railway Street, Unit 1, 1/19 Railway Street, Car Parking Licences (service yard) TUI UK Retail Ltd (Thompson Local) Aqua City () Ltd Ms. A. Butler & Mr G. J. Palmer (Candy Cane) Term End Date Next Review Date (Break Option) Total Floor Area (sq ft) Passing Rent (per annum) Percentage of Income Comments 3/03/011 /03/016 1,09 0,00 % Tenant has asked for a new year lease with a 3 year TBO. 30/0/01 9/0/00 30/0/01 1,81 16,00 % Fixed RR 30/0/16 16,00, 30/0/1 1,00 and 30/0/18 18,00 and 30/0/19 19,00. 01/0/01 31/01/0 01/0/ ,000 % Break Clause: 6 months notice. (T:31/01/01) Service Charge Landlords Shortfalls* Rates Insurance Total Vacant 1,00 3,099., , Vacant,, , ,8.8 WH Smith Retail Holdings Ltd (WH Smith) Specsavers Optical Superstores Ltd The Gourmet Sandwich & Coffee Co (WGC) Ltd (Bebo Café) 01/09/01 31/08/01 8,60 109,000 % ITZA 313.,1F Sales 06, 1F Anc 1616 sq ft. 9/09/009 8/09/019 9/09/01,003,00 10% Outside L & T Act. ITZA 9, 1F NIA 88 sq ft. 31/03/01 30/03/09 31/03/019,130,000 10% (T:30/03/019) Greggs Plc 31/0/01 30/0/0 31/0/01 (T:31/0/01) Good Herts Ltd 0/03/01 01/03/0 0/03/00 (T:01/03/00) Mrs. J. Bilton (ID Clothing) 31/01/011 30/01/06 31/01/016 (T:31/01/01) 80 31,000 8% Break Clause: six months notice. GF NIA 90, ITZA 619 sq ft. 1,139 11,000 3% Break Clause: 6 months notice. Outside L&T Act ,00 % Break Clause: 6 months notice. Scope 09/03/01 08/03/0 09/03/00 (T:08/03/00) 1,119 30,000 % Alta Image (Stevenage) 9/09/01 8/09/ ,00 3% GF NIA 303, ITZA 6., 1F 9 sq ft. Ltd (Kodak Express Alta Image) EE Ltd 1/01/016 13/01/06 1/01/01 (T:13/01/01) WH Smith, Specsavers & Aqua City,9,000** 13% Rent free period /3/163/6/16. ITZA 9., NIA 1,, 1F NIA 1,1, F 18 sq ft. 3,0 1% Landlord has granted parking Licences: Specsavers x Aqua City x WH Smith x1 TOTAL 6,968 09,0 100% 11, ,69.0 1, ,683.1 *The Current Landlord shortfall is 8, The vendor proposes to guarantee this shortfall for one year. **The Vendor will TopUp Rent Free.

7 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Covenant Information Address Tenant (T/A) Percentage of Income D&B Rating Financial Year End Date Turnover Profit (Loss) Tangible Net Worth Comments Unit, Bull Plain, Bircherley Green, TUI UK Retail Ltd (Thompson Local) % 3A1 30 Sep Sep ,000,000 03,88,000 8,000,000 1,00,000 8,000,000 ( 108,88,000) Established in 1980, Thomson Local today has over 00 employees and over 60,000 customers. They are engaged in the travel agency business. G/1F Unit E, 6 Bull Plain, Bircherley Green, Aqua City () Ltd % N3 (Represents a greater than 30 Sep Sep 013 ( 01,8) ( 183,999) Aqua City Ltd was founded in 1986 and provides bathroom services, ranging from bathroom design to complete installations to clients throughout, London and the Home Counties. Unit B/C, /6 Bircherley Green, WH Smith Retail Holdings Ltd (WH Smith) % A1 31 Aug Aug ,180,000,000 16,,000,000 10,968,000 10,938,000 66,09,000 66,6,000 WH Smith was created in 188 and with over 600 stores on the high street and over 600 stores at airports, train stations, hospitals and motorway services. WH Smith is one of the UK s leading retail groups and a household name Unit A, 8 Bircherley Green, Specsavers Optical Superstores Ltd (Specsavers) 10% A1 8 Feb 01 8 Feb 01 33,86,000 39,606,000 0,398,000 18,33,000 63,18,000 8,0,000 Specsavers is a Partnership and operates a network of over 00 stores throughout the UK, providing optical and hearing care to over 1million people. Unit 6, 1/3 Railway Street, The Gourmet Sandwich & Coffee Co (WGC) Ltd (Bebo Café) 10% G (Represents a lower than 8 Feb 01 8 Feb 01 96,8 1,3 The Gourmet Sandwich And Coffee Company (W.G.C.) Limited was founded in 009 in Cardiff. They operate unlicensed restaurants and cafés. Unit, Railway Street, Greggs Plc 8% A1 Feb 01 3 Feb 01 83,9, ,961,000 3,08,000 9,3,000 6,096,000 6,96,000 Founded in 1939 in Newcastle, Greggs Plc is now the largest bakery chain in the UK. Employing over 0,000 people. Greggs Plc operates from 1,61 shops. Pt GF/1F/F over Unit, Railway Street, Good Herts Ltd 3% F (Represents a lower than 30 Mar Mar 01,0 1, Founded in 011, Good Herts Ltd operate a plumbing, heat and airconditioning installation business for and the surrounding areas. Unit 3, 13/1 Railway Street, Scope % O (Represents a lower than 31 Mar Mar ,068,000 10,63,000 ( 3,11,000) ( 660,000) 31,338,000 3,690,000 Scope is charitable organisation. They operate over 30 charity shops to support disabled communities. Unit, 1a Railway Street, Alta Image (Stevenage) Ltd 3% E (Represents a lower than 30 Mar Mar 01 3,103 10,0,911 9,0 Established in 1990, Alta Image is part of the worldwide network of 6,000 Kodak Express Stores. They operate 3 stores in Stevenage, and Letchworth. Unit 1, 1/19 Railway Street, EE Ltd 13% N1 31 Dec Dec 01 6,3,000,000 6,311,000,000 (,000,000) 16,000,000 ( 96,000,000) ( 1,138,000,000) EE, part of the BT Group, has approximately 3 retail stores, and services more than 31 million connections across its mobile, fixed and wholesale networks.

8 8 Bircherley Green, 11 Bull Plain, 1 & 1319 Railway Street, Residential Development Opportunity The vacant upper floors of 61 Bull Plain and occupied offices of Railway Street benefit from Permitted Development Rights allowing the conversion of B1 use (offices) to C3 use (residential). Plans were approved by the Council on 10 September 01 (Ref:3/1/139/PO) for the conversion of 81 Bull Plain into 6 residential units (x1 bed & x bed), providing 3,00 sq ft GIA of residential accommodation, and plans were approved on 1 September 01 for the conversion of Railway Street (Ref:3/1/1360/PO) into two residential units (1x1 bed and 1x bed). is a highly desirable location and has seen a % increase in house prices over the last years. Residential capital values in the town centre are currently achieving c. 0 per sq ft. As such we believe there is excellent value to be extracted from the upper floors. Plans of the proposed development can be provided on request. Asset Management Opportunities The property provides the following asset management opportunities to enhance value: Take advantage of the Permitted Development Rights on the office uppers and undertake a residential development. Create additional accommodation above the nd floor vacant offices and extend to the rear subject to necessary planning consents. Undertake a lease renewal with TUI UK Retail Ltd who are holding over and have asked for a new year lease. Undertake a regear with WH Smith (% of total income). The WH Smith unit provides extensive frontage and could be subdivided. Improve the tenant mix by attracting more upmarket brands. Buy in 11&13 Railway Street to complete the site. VAT The property has been elected for VAT and any disposal will be by way of a Transfer of Going Concern (TOGC). EPCs Full details are available on the data room. Proposal We have been instructed to seek offers in the region of,300,000 (Five Million Three Hundred Thousand Pounds), subject to contract and exclusive of VAT. This reflects an attractive Net Initial Yield of 8.00% on the retail and office income and 10 psf on the vacant office uppers, after allowing for purchaser s costs of 6.60%. Contacts To register interest and to carry out an internal inspection, please contact: Alastair Bird Sam Beldam alastair.bird@knightfrank.com sam.beldam@knightfrank.com T: T: M: Jason Hobbs (Residential Development Enquiries) jason.hobbs@knightfrank.com T: M: MISREPRESENTATION ACT: 1. No description or information given by Knight Frank whether or not in these Particulars and whether written or verbal ( information ) about the property or its condition or its value may be relied upon as a statement or representation of fact. Knight Frank have no authority to make any representations and accordingly any information given is entirely without responsibility on the part of the agents or the seller(s) or lessor(s).. These particulars do not constitute, nor constitute part of, an offer or contract,nor shall they merge in any offer or contract which may hereafter be made between the sellers or lessors and the recipient of the information. 3. The photographs show only certain parts of the property at the time they were taken. Any areas measurements or distances given are approximate only.. Any reference to alterations to, or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These matters must be verified by any intending buyer or lessee.. Any buyer or lessee must satisfy himself by inspection or otherwise as to the correctness of any information given. May 016. Designed & Produced by Creativeworld. Tel:

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